On any given afternoon, Fort Lauderdale’s Galleria feels suspended between eras. Macy’s and Dillard’s remain steady. The Apple Store is packed. A handful of restaurants still fill tables. But beyond the polished storefronts, expansive corridors sit quiet, a reminder that the American mall, once the epicenter of suburban aspiration, is now negotiating its future.
Two South Florida developers believe they have an answer.
A joint venture led by Miami-based GFO Investments, founded by Russell Galbut, and Fort Lauderdale–based InSite Group, led by founder and CEO Ben Shmul, has unveiled an ambitious plan to transform the 31.5-acre property on East Sunrise Boulevard into a mixed-use residential community. The group acquired the mall for a reported $73 million last year and, in August 2025, applied to the City of Fort Lauderdale for a development permit. As of editorial closing, the permit remains under review.
The proposal is sweeping: eight 30-story residential towers, two of which are attached and sometimes counted separately in renderings, totaling 3,144 rental apartments. Plans also include a 170-room hotel, new restaurants, retail and office space, and more than 4,700 parking spaces.
In their application, submitted under FLL Galleria Holdings LLC, the developers acknowledged the mall’s past prominence. While it “was a premier regional destination” for decades, they wrote, “the rise of e-commerce, shifting consumer preferences, and the loss of key anchors now necessitates the repositioning of the Property from a retail model to a vibrant mixed-use residential community, ensuring the long-term viability of the mall.”
The sentiment reflects a broader national reality. Retail alone no longer sustains the traditional mall. Across the country, survival requires reinvention: residential density, hospitality, entertainment, and layered commerce.
The development team also includes Atlas Hill Real Estate, Prime Finance, and Centennial, which will manage and market the mall.
From Fashionable to Fading
Originally built in 1954 as an open-air shopping center before evolving into its enclosed form in the 1980s, the Galleria once defined regional retail glamour. Neiman Marcus, Lord & Taylor, Saks Fifth Avenue. Those names signaled arrival. Over time, that cachet eroded. Occupancy now hovers around 60 percent, and the mall has reportedly been losing money for years.
Despite periodic upgrades, the once-thriving food court has dwindled. Large portions of the eastern end remain vacant. The redevelopment aims to do more than polish. It intends to reposition the property entirely.
While developers have not disclosed a precise price tag, a representative described it as a “multi-billion dollar investment.” The economic implications are substantial: thousands of construction jobs, demand for materials and equipment, and long-term commercial activity tied to hospitality, retail, and residential growth.
The Live Local Question
The plan also arrives wrapped in legislation.
The proposal was submitted under Florida’s Live Local Act, which promotes affordable housing and limits municipal discretion over qualifying projects. Of the 3,144 proposed rental units, 1,273 would be designated workforce housing and 1,841 market rate. To qualify, at least 40 percent of units must be rented to households earning at or below 120 percent of the area median income. According to the city, in 2025, that figure for a family of four in the mall’s surrounding neighborhoods was $96,200.
Still, the Live Local mechanism has unsettled nearby residents in Coral Ridge and Sunrise Intracoastal. They cite concerns about worsening traffic along Sunrise Boulevard, infrastructure strain, and potential impacts on property values. Some fear the scale alone—nearly 3,200 new units—could shift the surrounding area from a primarily low-rise enclave to a far denser urban corridor.
Fort Lauderdale Mayor Dean Trantalis has acknowledged the tension. While most projects undergo extensive municipal review and public hearings, Live Local narrows that pathway.
“To add almost 3,200 units to this site raises a lot of questions,” he said. “Live Local pulled the rug out from under us. It ties our hands. It doesn’t allow our neighbors a say in what is being built.”
Currently, the developers’ proposal remains under review by the city’s Development Services Department.
“There are a number of boxes that need to be checked to ensure that the developer’s application complies with the state statutes,” Mayor Trantalis told Lifestyle. He suggested that the developers might be considering switching some rental units to condominiums to improve the project’s economics. “I’m hopeful it will be a wonderful project.”
Local resident Abby Laughlin, an artist, activist, and small-scale real estate developer, worries momentum may outpace scrutiny.
“They’re moving ahead at full speed,” she said. “I hope the project is above board and respectful to the city and its residents. It seems the city can only change technical items like setbacks, stormwater, and landscaping. The devil is in the details.”
A Different Vision
The development team frames the project differently.
Stephanie J. Toothaker, an attorney for the group, called the redevelopment “a huge win for Fort Lauderdale. This is a major investment that will create jobs, boost the local economy, supply needed housing, and build a new social and economic center in the city.”
She noted that some residents may both live and work on site, potentially mitigating traffic concerns. “The developers will work with the city. As with every project, there are growing pains. As a lifelong resident of Fort Lauderdale, I’m incredibly excited about this development.”
Many in the local business community see the renovation as a significant economic catalyst.
“The Galleria redevelopment builds on recent investments like the Convention Center expansion, OMNI Fort Lauderdale Hotel, and Pier 66,” said Bob Swindell, President and CEO of the Greater Fort Lauderdale Alliance. “In the near term, it will generate construction jobs and economic activity. Over time, it strengthens our tax base and expands attainable housing, supporting a more inclusive local economy.”
For now, the proposal remains under review by the city’s Development Services Department.
If approved, the Galleria’s reinvention will do more than remake a shopping center. It will test how Fort Lauderdale balances growth with preservation, density with neighborhood character, and ambition with community voice. The mall once symbolized arrival. Its next act may define a city’s future.
